The New Negros Island Region (NIR): A Real Estate Buyer’s Guide

Last Updated: November 2025
Region: Philippines (Visayas)
Target Audience: Investors, Retirees, Expats, and Returning Filipinos

You might have heard the news. As of June 13, 2024, President Ferdinand Marcos Jr. signed Republic Act 12000. This law officially re-established the Negros Island Region (NIR).

Why does this matter to you as a property buyer?

Simple. Before this law, doing business here meant hopping on a ferry to Iloilo or Cebu just to sign paperwork. Now, regional offices are moving right next door. This shift streamlines land titling, permits, and infrastructure development.

I’ve spent years analyzing property markets across the Visayas. The energy in Negros right now feels different. It isn’t just about sugar plantations anymore. It’s about BPO hubs, retirement villages, and booming tourism in Siquijor.

What Exactly Covers the Negros Island Region?

Let’s get the geography straight. The new region unites three specific provinces. If you are looking at listings, ensure they fall under these jurisdictions:

• Negros Occidental: The “Sugarbowl of the Philippines.” Capital: Bacolod City.
• Negros Oriental: Known for university towns and diving spots. Capital: Dumaguete City.
• Siquijor: The skyrocketing tourism island formerly part of Central Visayas. Capital: Siquijor.

Why Should You Care About the “Twin Cities”?

When people talk about investing here, they usually mean the two main capitals. But they attract very different crowds.

Bacolod City: The Urban Hub

Bacolod is fast. It’s busy. It’s the engine of Negros Occidental. We often call it the “City of Smiles,” but for investors, it’s the City of BPOs. Major developers like Megaworld and Ayala Land have massive townships here.

• Best For: Condo rentals, Airbnb flipping, and commercial spaces.
• Vibe: Metropolitan, food-centric, and energetic.
• Average Condo Price: Approx. ₱140,000 – ₱180,000 per sqm in prime townships.

Dumaguete City: The Retirement Haven

Cross the mountains to Negros Oriental, and the pace drops. Dumaguete is the “City of Gentle People.” It’s a university town with a massive expat community.

• Best For: Retirement homes, beachfront lots in nearby Dauin, and student housing.
• Vibe: Laid-back, intellectual, walkable, and coastal.
• Land Prices: You can still find lots on the outskirts for ₱5,000 – ₱8,000 per sqm, though city proper prices are much higher.

Infrastructure Projects Driving Value

Real estate follows infrastructure. Always. Here are the tangible projects changing the map in 2024-2025:

• Panay-Guimaras-Negros (PGN) Bridge: This is the big one. It will physically connect Negros Island to Panay (Iloilo). Once the pillars go up, land values in northern Negros Occidental will react instantly.
• Bacolod-Silay Airport Development: Expansion plans are underway to handle international flights.

Quick Comparison: Cost of Living & Buying

Frequently Asked Questions (FAQ)

Can foreigners own land in Negros?

No. Foreigners cannot own land in their name in the Philippines. However, you can own condominium units (as long as foreign ownership in the building doesn’t exceed 40%). Alternatively, you can lease land for up to 50 years.

Is the NIR safe for expats?

Generally, yes. Dumaguete is consistently ranked as one of the best places to retire globally due to safety and low cost of living. Stick to established municipalities, coastal towns, and cities.

A Checklist for Buyers

1. Check the Title (TCT/CCT): Request a “Certified True Copy” from the Registry of Deeds.
2. Verify the Zoning: In Siquijor specifically, ensure the land isn’t classified as timberland.
3. Flood Mapping: Check NOAH hazard maps for Bacolod areas.
4. Connectivity: Test internet speeds on-site if you work remotely.